Entrance hall, sitting room, kitchen/living/dining room, utility room and ground floor wet room.  Three first floor bedrooms and family bathroom.  Established gardens to front and rear.  Generous plot. 

Location

39 Kings Avenue is located within walking distance of the centre of the popular market town of Framlingham.  Framlingham is home to a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen.  It is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket.  Away from Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools.  Sir Robert Hitcham's Primary School is highly regarded, and Thomas Mills High School is considered one of the best state schools in the East of England.  There is also Framlingham College, which is served by its preparatory school, Brandeston Hall, some 5 miles away.  In recent years, Framlingham was voted the number one place to live in the country and is perhaps best known for its magnificent castle which is managed by English Heritage. 

Framlingham is surrounded by delightful villages, many of which have popular public houses.  There are lovely walks from Framlingham into the surrounding countryside, and amenities such as golf in the nearby locations of Cretingham (6 miles), Woodbridge (12 miles) and Aldeburgh (13 miles).  The world famous Snape Maltings Concert Hall is within easy reach (10½ miles).  There is also bird watching at the RSPB centre at Minsmere (15 miles).  Framlingham is only 12 miles from the coast as the crow flies, with the popular destinations of Southwold, Dunwich, Thorpeness and Orford all a short drive away.  The county town of Ipswich lies approximately 18 miles to the south-west and from here there are regular services to London's Liverpool Street Station, scheduled to take just over the hour.

Directions

From the agent’s office in Well Close Square, proceed up College Road, continuing past Framlingham College and taking the next left into Kings Avenue.  The property can be found opposite the recreation ground on the left hand side.  For those using the What3Words app: ///storyline.reactions.resemble

Description

39 Kings Avenue has recently undergone a schedule of remodelling and refurbishment and now provides very comfortable contemporary accommodation for a family.  The property sits on a generous plot with extensive gardens to the front and rear.  It benefits from double-glazing and gas-fired central heating throughout. 

The Accommodation

The House

Ground Floor

The front door opens to the

Entrance Hall

Window to front.  Ceramic tiled flooring and stairs that rise to the first floor landing with understairs cupboard.  Doors lead to the kitchen/living/dining room and

Sitting Room 10’7 x 8’3 (3.23m x 2.51m)

Window to front and wall-mounted radiator.    

Kitchen/Living/Dining Room 22’0 x 20’0 (6.7m x 6.1m)

Bi-fold doors and windows to rear.  Ceramic tiled flooring and wall-mounted radiator.  Two built-in storage cupboards, one with shelving and one with pre-lagged water cylinder.  Kitchen area with a matching range of fitted wall and base units with rolltop work surface incorporating a one and a half bowl single-drainer sink unit with mixer tap over and upstand.  Breakfast bar.  Four-ring electric hob with electric oven under and stainless steel extractor hood over.  Window to side with obscured glazing.  An opening leads through to the

Rear Lobby

Partially glazed door to garden and built-in cupboard housing the wall-mounted gas-fired Vaillant boiler.  Opening into the

Utility Room

Wall units and rolltop work surface with space and plumbing under for washing machine and dryer.

Wet Room

Window to front with obscured glazing.  Ceramic tiled flooring and tiled surround.  Hidden cistern WC and vanity basin with cupboard under and tiled splashback.  Electric wall-mounted shower, recessed lighting, heated chrome towel radiator and extractor fan.  The stairs in the entrance hall rise to the

First Floor

Landing

Window to front and access to loft.  Doors lead off to the bedrooms and family bathroom.

Bedroom One 12’0 x 11’6 (3.66m x 3.51m)

A double bedroom with window to rear, wall-mounted radiator and built-in wardrobe with shelf above. 

Bedroom Two 8’6 x 8’4 (2.59m x 2.54m)

Windows to rear and side.  Wall-mounted radiator. 

Bedroom Three 9’0 x 8’4 (2.74m x 2.54m)

Window to front and wall-mounted radiator. 

Family Bathroom

Windows to side with obscured glazing.  Panelled bath in tiled surround with ornate mixer tap over and shower attachment.  Pedestal hand wash basin with mixer tap over and tiled splashback.  Close-coupled WC, heated chrome towel radiator, recessed lighting and extractor fan. 

Outside

The property is approached from the highway via a path that leads to the side entrance.  To the front of the property is a large garden that is mainly laid to lawn with established hedged boundaries.  Immediately behind the house is a paved terrace, with a garden of approximately 100 feet in length that is enclosed by panelled and chain link fencing.  This area is mainly laid to lawn with established trees.  There is gated access to the side of the property.   

Viewing 

Strictly by appointment with the agent.  Please adhere to current Covid guidelines.

Services  

Mains water, drainage, electricity and gas.

EPC Rating 

C (full report available from the agent).

Council Tax  

Band B; £1,530.77 payable per annum 2022/2023.

Local Authority  

East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button].

NOTES

1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan.

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.

3.  An annual charge of £30.38 towards the maintenance of the grounds is payable by the new owner and any subsequent owners of 39 Kings Avenue.

February 2023